Waen Y Ffynnon, Particulars, and Purchasers Are Advised to Satisfy Themselves As to Their Working Order and Condition Prior to Any Legal Commitment

St Peters Square, Ruthin, Denbighshire, LL15 1AE Tel: 01824 703030 Fax: 01824 707540 Email: [email protected]

NB: Photos may have been taken using wide angle lenses, items shown in photos may not be included in the sale.

PLEASE NOTE: The Agents have not tested any included equipment (gas, electrical or otherwise), or central heating systems mentioned in these Waen Y Ffynnon, particulars, and purchasers are advised to satisfy themselves as to their working order and condition prior to any legal commitment. Pentre Coch, Price Ruthin, Denbighshire LL15 2YF Misrepresentation Act 1967 £695,000 These particulars, whilst believed to be accurate, are for guidance only and do not constitute any part of an offer or contract - Intending purchasers or tenants should not rely on them as statements or representations A BEAUTIFUL 3 BEDROOM DETACHED HOUSE PLUS A CONVERTED ONE BEDROOM SELF-CONTAINED BARN, SET of fact, but must satisfy themselves by inspection or otherwise as to their IN A SPLENDID AND TRANQUIL RURAL POSITION IN LANDSCAPED GROUNDS, PADDOCK AND LAND OF ABOUT accuracy. No person in the employment of Cavendish Ikin has the 12 ACRES. authority to make or give any representations or warranty in relation to the property. Featured in 'Escape to the Country', Waen Y Ffynnon is set in a stunning location with breathtaking open views Cavendish Ikin trading as Cavendish Residential. across the Clwyd valley and across the Clwydian Hills at the rear of the property. The recently upgraded three bedroom house includes an impressive self-contained barn which could be used as a holiday let. The accompanying 12 acres of land includes areas of gardens, woodland and a wild flower meadow.

Graigfechan 1.5 miles, Ruthin 5 miles, Chester 26 miles.

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LOCATION SITTING ROOM PADDOCK AND GROUNDS Waen Y Ffynnon is beautifully positioned in a very secluded setting on the 4.37m x 4.14m (14'4" x 13'7") To the rear of the house the driveway extends to a paddock of about 2.1 acres. upper slopes of a narrow valley of the Clwydian Hills about1.25 miles from the Painted open beam ceiling, chimney breast with a recessed fireplace and a hamlet of Pentre Coch and approximately 5 miles from Ruthin. The house is terracotta clay hearth, decorative archway and a free standing cast iron multi- also within 0.25 mile of the Offa's Dyke footpath which runs along the top of fuel fire grate, fitted book cases and cupboards to both alcoves, triple glazed the Clwydian Hills. In the neighbouring village of Graigfechan, which is window to the eastern elevation and a ¾ depth window with surround and approximately1.5 miles away, there is a local pub and restaurant. The owners window seat overlooking the conservatory. Wall light point and two panelled have undertaken a recent programme of modernisation and refurbishment radiators. which has included a combination of double and triple glazed windows. The two properties are designed to take full advantage of the splendid rural views particularly in a westerly direction, and both are highly appointed. The accommodation is versatile, as the barn conversion in particular can provide an ideal entertainment room with a high vaulted ceiling and galleried landing, together with one bedroom self-contained accommodation, ideal for a dependant relative or letting as a holiday cottage. The 12 acres of grounds and gardens can only be appreciated upon inspection, with stunning views in every direction. THE ACCOMMODATION COMPRISES UPVC double glazed door opening to: SUN LOUNGE / CONSERVATORY 5.23m x 4.29m (17'2" x 14'1") Recently extended to provide a very spacious and light and airy room with WOODLAND splendid views over the sun terrace and gardens, with double glazed windows To the southern elevation is a large area of sloping ground, within which over to three sides, partially vaulted ceiling with glazed roof windows, concealed 2,500 native broadleaf trees have been planted some 25 years ago and are lighting and door to terrace. Stone effect floor tiling with electric under-floor now developing into a splendid parcel of mature woodland. There is a further heating. parcel of land which adjoins the drive and garden.

BREAKFAST ROOM SERVICES 4.04m x 2.34m (13'3" x 7'8") We understand the property has a private spring water supply - details of which Painted beamed ceiling, triple glazed window with deep sill affording westerly will be available upon inspection. aspect, and single panelled radiator. Twin glazed doors opening to the rear ALARM SYSTEM - The property benefits from a sophisticated alarm system hall. which covers the cottage, barn and grounds. Details of which will be available upon inspection. BROADBAND. - We understand the property has a satellite based internet contract providing between 12mb and 15mb download speed, details of which are available upon inspection. DIRECTIONS From the Agent's Ruthin Office proceed down Well Street and upon reaching the junction with Station Road turn right at the T Junction onto the A525 Wrexham Road. Upon reaching Llanfair DC take the left turning signposted Graigfechan. Continue across the staggered crossroads with the B5429 and follow the lane up the hill to the T Junction and turn right. Follow the road through the hamlet of Pentre Coch and continue up the hill for approximately 1/3 mile. The lane leading to Waen Y Ffynnon will be found on the left hand side of a sharp left hand bend denoted by the property name plate and cattle grid. AGENT'S NOTES Denbighshire County Council - Tax Band H. VIEWING By appointment through the Agent's Ruthin office 01824 703030. FLOOR PLANS - included for identification purposes only, not to scale. REAR HALL HME 5.54m x 3.10m reducing to 2.59m (18'2" x 10'2" reducing to 8'6") Amended SCM Square turned balustrade staircase rising off to a galleried landing, triple glazed window with decorative leaded glass to the outer door, built-in double and single door wardrobes providing hanging rail and storage. Panelled radiator and recently installed front door.

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INNER LOBBY SUN TERRACE Leading to: 19'0" x 7'5" (5.8 x 2.25) A large raised sun terrace recently built to the front elevation adjoining the SHOWER ROOM conservatory and kitchen, it provides an extensive area in natural granite slabs 2.84m x 1.45m (9'4" x 4'9") with stainless steel and glazed balustrade and wide steps leading into the Luxury white suite comprising large cubicle with electric power shower, wall garden and to the nearby cottage. mounted vanity unit with bowl and low level wc. Fully tiled walls and floor, triple glazed window and panelled radiator. GALLERIED LANDING 4.57m x 2.46m (15'0" x 8'1") BEDROOM 4.57m x 3.05m max (15'0" x 10'0" max) Limited headroom in part, it has two Velux double glazed windows and a further triple glazed window to the rear gable. Fitted cupboard, wall light point and panelled radiator.

CLOAKROOM PANTRY Modern white suite comprising wash basin and wc, fully tiled walls, extractor 2.36m x 1.24m (7'9" x 4'1") fan, triple glazed window, cushion flooring and radiator. Tiled floor and fitted wall shelving. Triple glazed window. FIRST FLOOR LANDING 2.95m x 2.84m (9'8" x 9'4") GARDENS Double glazed window affording a pleasing easterly aspect together with a Set within informal grounds of about 1 acre they are principally located west Velux double glazed roof light, feature exposed purlin and a fine square turned elevation having been carefully landscaped to provide a natural cottage style painted balustrade. Airing cupboard with pre-lagged cylinder and immersion garden with established flower and shrubbery borders, maturing beech heater, and a further linen cupboard to one side. Square archway to the study. hedging in part together with wide pathways, a natural mountain stream and large kitchen garden with fruit cage. To the front of the house and adjoining the barn are lawns, together with a 5.8m x 2.25m (19'0" x 7'5") luxury swim spa and hot tub. This is a high specification electrically heated swim spa from Passion.

OUTSIDE The property is approached over a long private lane which extends for about ½ mile from the adopted highway and over which the homeowners a right of access exists. The driveway extends to a wide tarmacadam hardstanding to part of the front elevation and beyond to the rear, where there is extensive parking for several vehicles. UTILITY ROOM 2.39m x 1.93m (7'10" x 6'4") Circular basin sink, modern Worcester high output condensing LPG boiler providing domestic hot water and central heating, and solar panels on roof supplementing the domestic hot water system. Two triple glazed windows, ceramic tile floor and radiator. KITCHEN / BREAKFAST ROOM 4.09m x 3.66m (13'5 x 12') A well lit room with wide twin glazed double doors opening to the western elevation, the kitchen has been refurbished with a quality range of base and wall mounted cupboards and drawers with solid medium oak panels to door and drawers fronts, contrasting black granite working surfaces to include a SWIM SPA & HOT TUB large peninsular breakfast bar. A range of built-in appliances to include a Rangemaster cooker with induction hob and stainless steel hood over, SUMMERHOUSE microwave, dishwasher and fridge freezer, pull out larder, attractive tiled A large timber framed and panelled summerhouse. splash backs, inset sink with tap and light stone effect ceramic tiled floor. Low GARDEN STOREROOMS level fan assisted heating and triple glazed window. Large timber framed and panelled storeroom, log store, further stores and garden w.c.

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STUDY AREA INTEGRAL GARAGE 4.06m x 2.24m (13'4" x 7'4") 5.41m x 3.71m (17'9" x 12'2") Triple glazed window with far reaching westerly views. Large built in bookcase, Formed within the main cottage it has an up and over door to the front, electric single and double panelled radiator. light and power installed, Two triple glazed windows. Enclosed staircase rising to the first floor office. FIRST FLOOR OFFICE 3.12m x 2.74m (10'3" x 9'0") Created within the roof void to provide an ideal office / study with triple glazed windows to both east and west elevations, affording far reaching views. Including fitted workstation and bookshelves. Electric light and power, telephone and satellite point for broadband. THE BARN Located to the west elevation of the cottage, a large converted barn offering very spacious and adaptable accommodation, which is ideal as a self contained annexe or as additional accommodation to the main house. The accommodation affords:

BEDROOM THREE 3.51m max x 2.46m plus door recess (11'6" max x 8'1" plus door recess) Fiour section mirror fronted wardrobe, two triple glazed windows and single panelled radiator. BEDROOM ONE 4.37m x 4.06m plus deep square bay recess 1.93m x 1.22m (14'4" x 13'4" plus deep square bay recess 6'4 x 4') A large bay window designed to take full advantage of the far reaching westerly views and further triple glazed window to rear. The bedroom has a range of modern furnishings with two double door robes together with matching corner wardrobes and dressing table. Two single panelled radiators.

ENTERTAINING ROOM / LOUNGE 8.61m x 4.52m (28'3" x 14'10") A stunning room with a high vaulted ceiling, it offers a light and airy KITCHEN environment which is well lit with triple glazed windows in the main. It has an 3.00m x 2.92m (9'10 x 9'7") impressive stone chimney breast with a raised hearth and a free standing Fitted with a range of base and wall units with wood effect working surfaces to wood burning stove, a white oak boarded floor and a vaulted ceiling with provide an inset1½ bowl sink with drainer and mixer tap, electric cooker point exposed pitched pine beams and two Velux roof lights. There is a fitted bar to BATHROOM and dishwasher. Two triple glazed windows, open beamed ceiling, new LPG one side together with wall light points and five panel radiators. There are 5.49m x 2.11m overall (18'0" x 6'11" overall) gas fired combination boiler providing domestic hot water and heating, and double glazed doors leading to both sides of the barn, one of which leads to an Luxury white suite comprising shaped contemporary bath, separate walk in panelled radiator. cubicle with multi point shower, wash basin and wc, fully tiled walls, ceiling outside roofed terrace overlooking the orchard, plus large sliding double downlighters, three triple glazed windows and two radiators. glazed doors to the westerly elevation. Pitched pine staircase rising to galleried landing.

BEDROOM TWO 4.09m x 3.63m (13'5" x 11'11") Double door fitted cupboard, two triple glazed windows and two single panelled radiators.